HomeMy WebLinkAboutRENNAT SUBDIVISION - PDP190011 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
March 29, 2019
Cathy Mathis
Fort Collins, CO
RE: Rennat Property, PDR190002, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, please contact your Development Review Coordinator, Brandy Bethurem Harras
at 970.416.2744 or bbethuremharras@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: 1
FOR HEARING: LMN Zoning.
Density - Overall minimum average density of four (4) DU per net acre, and max
density of nine (9) DU per gross acre.
Mix of Housing Types - Requires four distinct housing types for developments
over 30 acres. The plan shows only 3 (two SFD lots sizes are essentially the
same) unless they are distinguished by either front loaded or rear garages, or
lot size difference of at least 2,000 SF. A single housing type can't be more
than 80% or less than 5% of total number of units.
RESPONSE: The plan shows three housing types: Single Family Detached, Single Family
Attached and Alley-loaded. A Modification of Standards is included to be allowed to have a Single
Family Attached Front-Loaded product.
Comment Number: 2
FOR HEARING: Site Plan. Neighborhood park. The small portion of MMN (.65
ac) and portion of LMN (3 ac) shown on site plan will be identified as future
neighborhood park. This area will be combined with the approximate 3-acre
park tract on Hansen Farm PDP. Please coordinate with Park Planning staff for this future tract.
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RESPONSE: The park is shown on the plan and is 2.35 acres.
Comment Number: 3
FOR HEARING: Site Plan. The Neighborhood Commercial Center NC zoning
area needs to be identified on the Rennat property, and portion on Hansen
Farm ODP as a future NC Tract. Please clarify if you intend to acquire and develop this tract?
The size of this NC tract on both properties appears to be at least 5 acres
overall (6.8 ac). Aside from Mixed-use dwellings, the other permitted residential
uses are secondary uses and cannot be more than 30% of NC area (SFA, Two-family, and MF).
NC tract should have an overall design plan that includes commercial uses,
secondary uses, central feature or gathering place, integration of transit stop
and pedestrian/vehicular circulation network that provides direct access to center.
The Neighborhood Commercial District is intended to be a mixed-use
commercial core area. This District is intended to function together with a
surrounding Medium Density Mixed-Use Neighborhood, which in turn serves as
a transition and a link to larger surrounding low density neighborhoods. The
intent is for the component zone districts to form an integral, town-like pattern of
development with this District as a center and focal point; and not merely a
series of individual development projects in separate zone districts.
RESPONSE: The NC-zoned portion of the property has a small amount of Single-Family attached
product and does not exceed 30% of the NC area.
Comment Number: 4
FOR HEARING: Site Plan.
Section 4.5(E)(1)(a) – Streets and Blocks – Street System Block Size
This standard requires that the local street system provide an interconnected
network of streets such that blocks do not exceed 12 acres.
Section 4.5(E)(1)(b) – Mid-Block Pedestrian Connections
This standard requires that if any block face is over 700 feet long, then
walkways connecting to other streets must be provided at approximately
mid-block. Along the north boundary, in addition to the street connection to
Hansen Farm, the mid-block pedestrian trail connections from Hansen need to
connect directly through proposed lots to local street. See engineering
comments on 660 street connections and or alternative compliance for ped
connections across ditch.
RESPONSE: Blocks do not exceed 12 acres in size and there are mid-block breaks throughout the
project.
Comment Number: 5
FOR HEARING: Section 4.5(E)(3) – Maximum Residential Building Height
This standard requires that the maximum residential building height of one-,
two- and three-family dwellings shall be two and one-half (2.5) stories.
The project includes single family attached buildings in a variety of
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configurations that will be 2.5 stories in height. IF multi-family dwellings are
included the building height is 3-stories.
RESPONSE: The buildings will not exceed 2 stories in height.
Comment Number: 6
FOR HEARING: Section 3.2.2(C)(6) – Direct On-Site Access to Pedestrian and Bicycle Destinations
All public streets include detached sidewalks and there are no private streets or
street-like private drives. Compliance is achieved with the following:
•Two connections are made to the future Power Regional Trail;
•Buildings fronting on streets feature one connecting walkway per entrance;
•Buildings siding on streets feature a connecting walkway to the public street;
•Buildings that do not front or side on public streets feature walkways as
conditioned in order to comply with the standard.
RESPONSE: The public streets include detached sidewalks and all homes will have direct access.
There are two trail connections to the Hansen property via bridge crossings over the ditch. There
is also trail access to the Power Regional Trail.
Comment Number: 7
FOR HEARING:
Section 3.5.2(C)(2)(a) – Housing Model Variety and Variation Among Buildings
– Three Building Designs
This standard applies only to the Single Family Attached buildings. For projects
with more than five such buildings, there must be:
•At least three distinctly different building designs;
•No similar buildings may be placed next to each other along a street;
•Buildings must vary significantly in footprint size and shape;
•Building designs must be further distinguished by unique architectural
elevations and unique entry features and that such variation must not consist
solely of different combinations of the same building features. A building design
matrix comparing each building, and location plan will be included in plan set.
RESPONSE: The building designs will be refined during the development review process.
Comment Number: 8
FOR HEARING:
Section 3.5.2(D)(1) – Relationship of Dwellings to Streets and Parking –
Orientation to a Connecting Walkway
This standard requires that all buildings connect to public sidewalks by
providing (in order of preference):
Direct connection. This allows buildings to face streets so that new
development extends the town-like pattern.
Direct connection within 200 feet. This allows for flexibility in building placement
and results in an easy walking distance (roughly one-half of a block in traditional
terms) to the City sidewalk network.
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Direct connection between 200 and 350 feet by way of a Major Walkway Spine.
This allows for a maximum walking distance (less than one block length in
traditional terms) but only if this distance is mitigated by urban design features.
The two key definitions are as follows:
“Connecting Walkway shall mean (1) any street sidewalk, or (2) any walkway
that directly connects a main entrance of a building to the street sidewalk
without requiring pedestrians to walk across parking lots or driveways, around
buildings or around parking lot outlines which are not aligned to a logical route.”
“Major Walkway Spine shall mean a tree-lined connecting walkway that is at
least five feet wide, with landscaping along both sides, located in an outdoor
space that is at least 35 feet in its smallest dimension, with all part of such
outdoor space directly visible from a public street.”
RESPONSE: All of the detached homes will have direct access from the front door to the public
sidewalk. For the Single Family Attached neighborhood, the lots facing Zephyr Road will have
direct access and the interior lots have connecting walkway spines.
Comment Number: 9
FOR HEARING: Section 3.5.2(E) – Residential Building Setbacks – Alternative Compliance
This standard requires buildings to have a front yard setback of 15 feet. The
standard goes on, however, to allow for Alternative Compliance to allow a
reduced setback which must not be less than nine feet. The reduced setback is
allowed but only if urban design features are included to mitigate the buildings
being closer to the street such as front porches, clearly defined entrances, alley
parking or reduced driveway length, private yard, and front yard fences.
For SF detached lots with front loaded garages, the garage setback from back
of detached sidewalk is 20 feet.
RESPONSE: The project is designed to allow for the 15’ and 20’ setbacks.
Comment Number: 10
FOR HEARING: If is anticipated there will be more than two PDP submittals, an
overall development plan is required. An initial PDP phase can be submitted
for one housing type area, if it is consistent with the ODP and allowable
percentage for each housing type is met.
The ODP can be processed concurrently with PDP, but it is a Type II review and
neighborhood meeting is required prior to submittal. Depending on proposed
land uses the PDP for either the LMN tracts or NC tract will determine type of review.
RESPONSE: Since this project will be built in one phase, it was determined an ODP was no longer
needed
Comment Number: 11
FOR HEARING: Site Plan - show adjacent development context of streets and
lot patterns including the Crowne project.
RESPONSE: The Crowne project is shown on the plans.
Department: Historic Preservation
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Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
Topic: General
Comment Number: 1
03/29/2019: The historic review of eligibility of the brick residence at 6029 S
Timberline on September 7, 2017 concluded that the property is eligible for
local landmark designation under Fort Collins Standards B (association with
significant historic persons) and C (architecture). No appeals of the decision
were received during the two week- public posting. The results of this review
mean that Land Use Code section 3.4.7, which guides how developments must
treat identified historic resources, will come into play in two ways:
1) for any development proposals that affect the exterior of the residence directly, and
2) because it triggers the 3.4.7 design compatibility requirements for new
construction near the residence.
I will be happy to walk you through how the design compatibility standards would apply to
your project as well as provide resources and consultation for adaptive reuse options if
you are planning any exterior alterations to the residence structure itself. Please work
with Brandy to arrange for that consultation at your convenience.
RESPONSE: The property at 6029 South Timberline is on the Hansen Farm property.
Department: Park Planning
Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com
Topic: General
Comment Number: 1
03/28/2019: FOR APPROVAL:
The proposed neighborhood park site is requested to be 3.5 acres. This area
is required to provide appropriate neighborhood park features, such as a
playing field, especially as the existing ditch lateral bisects the parcel and will
present design challenges for locating park amenities.
RESPONSE: The proposed park is now 2.35 acres.
Comment Number: 2
03/28/2019: FOR APPROVAL:
The 2013 Paved Recreational Trail Master Plan indicates a proposed railroad
overpass to connect the site to the existing Power Trail in the vicinity of the
northwest corner of the site. A designated Public Access and Trail easement
extending a minimum of 200' from the north property boundary is requested.
This easement would allow placement of overpass approaches and extension
of the trail to the east parallel to the Mail Creek Ditch.
RESPONSE: 200’ Public Access Trail Easement provided at north end of Rennat
Comment Number: 3
03/28/2019: INFORMATION ONLY
Thank you for accommodating park and trail facilities on this parcel, in
accordance with the Land Use Code, Section 3.4.8. Please contact Park
Planning & Development for more information regarding trail easements and
park site parcel identification. We are available to meet to discuss these
requests in more detail. My contact information is: Suzanne Bassinger,
sbassinger@fcgov.com, 416-4340.
RESPONSE: Thank you
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Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com
Topic: General
Comment Number: 1
03/26/2019: SITE SPECIFIC:There is a repayment due to the Crowne at
Timberline for the construction of Rosen Drive along the properties frontage.
RESPONSE: Acknowledged
Comment Number: 2
03/26/2019: SITE SPECIFIC:Regarding the curve on Red Willow Dr/Zephyr Rd,
an Engineering Variance would need to be submitted to evaluate if the reduced
radius would be allowed. One of the concerns is the sight visibility on the inside
curve from the driveway coming from the single family attached section of the
site plan. Is there a different layout for this intersection that would work better?
RESPONSE: Per discussion with Traffic Engineering, an Engineering Variance is not required for
this curve reduction.
Comment Number: 3
03/26/2019: SITE SPECIFIC:The cul-de-sac on the northwest corner of the
property will exceed the maximum length for a dead-end street of 660' until the
connection across the ditch is made.
RESPONSE: Acknowledged, connection is being made.
Comment Number: 4
03/26/2019: SITE SPECIFIC: Cul-de-sacs need to have a radius that is at least 100' in diameter.
RESPONSE: Updated
Comment Number: 5
03/26/2019: SITE SPECIFIC: The access points proposed on Rosen Dr. need to
meet spacing requirements and align with the driveways that are existing across the street.
RESPONSE: Acknowledged, we meet spacing requirements per LCUASS
Comment Number: 6
03/26/2019: SITE SPECIFIC: For information, there is a City Capital Project to
widen Timberline Rd that is expected to begin construction in 2021. Nicole
Hahn is the Capital Projects contact for the Timberline widening. Here is her
contact information: nhahn@fcgov.com; 970-224-6108
RESPONSE: Acknowledged
Comment Number: 7
03/26/2019: SITE SPECIFIC: If this project is developing the property adjacent to
Timberline, the frontage will need to be brought up to 4-lane arterial standards
(LCUASS Figure 7-2F). Coordination between the Capital Project and this
project will be critical to making construction of the two projects easier
regarding the frontage on Timberline.
RESPONSE: Acknowledged, no development along Timberline Rd is proposed
Comment Number: 8
03/26/2019: Larimer County Road Impact Fees and Transportation Expansion
Fees are due at the time of building permit. Please contact Kyle Lambrecht at
221-6566 if you have any questions.
RESPONSE: Acknowledged
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Comment Number: 9
03/26/2019: The City's Transportation Development Review Fee (TDRF) is
due at the time of submittal. For additional information on these fees, please
see: http://www.fcgov.com/engineering/dev-review.php
RESPONSE: Acknowledged
Comment Number: 10
03/26/2019: Any damaged curb, gutter and sidewalk existing prior to
construction, as well as streets, sidewalks, curbs and gutters, destroyed,
damaged or removed due to construction of this project, shall be replaced or
restored to City of Fort Collins standards at the Developer's expense prior to
the acceptance of completed improvements and/or prior to the issuance of the
first Certificate of Occupancy.
RESPONSE: Acknowledged
Comment Number: 11
03/26/2019: All public sidewalk, driveways and ramps existing or proposed
adjacent or within the site need to meet ADA standards, if they currently do not,
they will need to be reconstructed so that they do meet current ADA standards
as a part of this project.
RESPONSE: Acknowledged
Comment Number: 12
03/26/2019: Any public improvements must be designed and built in
accordance with the Larimer County Urban Area Street Standards (LCUASS).
They are available online at:
https://www.larimer.org/engineering/standards-and-guides/urban-area-street-standards
RESPONSE: Acknowledged
Comment Number: 13
03/26/2019: This project is responsible for dedicating any right-of-way and
easements that are necessary or required by the City for this project. This shall
including the standard utility easements that are to be provided behind the
right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all
other street classifications). No easements could be found on this property in
the country recorders files. The following easements will need to be dedicated
on the plat or separate document. Information on the dedication process can be
found at: http://www.fcgov.com/engineering/devrev.php
RESPONSE: Acknowledged
Comment Number: 14
03/26/2019: Utility plans will be required and if needed a Development
Agreement will be recorded once the project is finalized.
RESPONSE: Acknowledged
Comment Number: 15
03/26/2019: As of January 1, 2015 all development plans are required to be on
the NAVD88 vertical datum. Please make your consultants aware of this, prior
to any surveying and/or design work.
RESPONSE: Acknowledged
Comment Number: 16
03/26/2019: For projects platting or replatting; a final subdivision plat
submission list can be found at the following link:
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https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_req.pdf?1526073805
RESPONSE: Acknowledged
Comment Number: 17
03/26/2019: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.
RESPONSE: Acknowledged
Comment Number: 18
03/26/2019: LCUASS parking setbacks (Figure 19-6) apply and will need to
be followed depending on parking design.
RESPONSE: Acknowledged
Comment Number: 19
03/26/2019: All fences, barriers, posts or other encroachments within the public
right-of-way are only permitted upon approval of an encroachment permit.
Applications for encroachment permits shall be made to Engineering
Department for review and approval prior to installation. Encroachment items
shall not be shown on the site plan as they may not be approved, need to be
modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance.
RESPONSE: Acknowledged
Comment Number: 20
03/26/2019: The development/ site cannot use the right-of-way for any rain
gardens to treat the storm runoff. We can look at the use of rain gardens to treat
street flows – the design standards for these are still in development.
RESPONSE: Acknowledged
Comment Number: 21
03/27/2019: Doors are not allowed to open out into the right-of-way.
RESPONSE: Acknowledged
Comment Number: 22
03/26/2019: Bike parking required for the project cannot be placed within the
right-of-way and if placed just behind the right-of-way need to be placed so that
when bikes are parked they do not extend into the right-of-way.
RESPONSE: Acknowledged
Comment Number: 23
03/26/2019: In regards to construction of this site, the public right-of-way shall
not be used for staging or storage of materials or equipment associated with
the Development, nor shall it be used for parking by any contractors,
subcontractors, or other personnel working for or hired by the Developer to
construct the Development. The Developer will need to find a location(s) on
private property to accommodate any necessary staging and/or parking needs
associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of
the Development Construction Permit application.
RESPONSE: Acknowledged
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
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Comment Number: 1
03/25/2019: The anticipated change in traffic volume is expected to meet the
threshold of requiring a Traffic Impact Study. Based on Chapter 4 of the
Larimer County Urban Area Street Standards (LCUASS), a full Traffic Impact
Study will be required. Please have your traffic engineer contact me to scope the study.
RESPONSE: The TIS is provided with PDP submittal.
Comment Number: 2
03/25/2019: The internal circulation appears to be very circuitous. An example
is how people living in the single family detached (blue shade) will access their
homes. Easier and more intuitive circulation may be more functional.
RESPONSE: Relocated connection to Zephyr. The minimum intersection spacing along Zephyr
limits a more direct access to homes.
Comment Number: 3
03/25/2019: There are a number of access points shown on the south end from
the purple shaded homes to the existing Rosen drive. The eastern access does
not appear to be perpendicular. Please show existing access points on the
south side of Rosen, so that you can align your access points, or ensure they
are adequately offset.
RESPONSE: Reduced access points onto Rosen and provided adequate offsets.
Department: PFA
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
Topic: Genera
Comment Number: 1
03/18/2019: INFORMATION ONLY:
2018 IFC CODE ADOPTION - Poudre Fire Authority and the City of Fort Collins
(Town of Timnath, Larimer County) are in the process of adopting the 2018 International
Fire Code. Code adoption is anticipated in early 2019. Building plan reviews shall be subject to
the adopted version of the fire code in place at the time of plan review submittal
and permit application.
RESPONSE: Acknowledged
Comment Number: 2
03/27/2019: UPDATE – FOR APPROVAL:
It is understood from the staff review meeting conversation that the Rennat
project team and Hansen Farm project team are discussing how to ensure
required access for each property
03/18/2019: FOR APPROVAL
PHASING - Discussion on Phasing will assist both this project and the Hansen
project to the north. The Hansen project requires an emergency access easement
across the ditch to the southeast at Zephyr and the Rennat project requires the
access to the north to be in compliance for access.
RESPONSE: The Rennat development, in conjunction with Hansen Farm, will provide adequate
Emergency Access routes.
Comment Number: 3
03/27/2019: UPDATE – FOR APPROVAL:
The project team confirmed that none of the residences would be greater than 30ft to the eaves
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03/18/2019: FOR APPROVAL
ACCESS - Fire access is required to within 150' of all exterior portions of any building, or
facility as measured by an approved route around the perimeter. For the
purposes of this section, fire access cannot be measured from an arterial road.
Any private alley, private road, or private drive serving as a fire lane shall be
dedicated as an Emergency Access Easement (EAE) and be designed to
standard fire lane specifications. In addition, aerial apparatus access
requirements are triggered for buildings in excess of 30' in height.
> IFC D104.3: Where two fire apparatus access roads are required, as they are
in the Rennat subdivision, they shall be placed a distance apart equal to not less
than one half of the length of the maximum overall diagonal dimension of the lot
or area to be served, measured in a straight line between accesses.
RESPONSE: Correct
Comment Number: 5
03/18/2019: INFORMATION ONLY:
FIRE LANE SPECIFICATIONS - A fire lane plan shall be submitted for approval
prior to installation. In addition to the design criteria already contained in relevant
standards and policies, any new fire lane must meet the following general requirements:
> Shall be dedicated by plat or separate document as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot
minimum overhead clearance and capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus.
> Dead-end roads shall not exceed 660' in length without providing for a second point of access.
> The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ.
> Be visible by red curb and/or signage, and maintained unobstructed at all
times. Sign locations or red curbing should be labeled and detailed on final
plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and
spacing. Appropriate directional arrows required on all signs.
RESPONSE: Acknowledged
Comment Number: 6
03/18/2019: FOR APPROVAL
FIRE SPRINKLER SYSTEMS - The single family attached homes and duplexes will
require residential fire sprinkler systems. Please contact Assistant Fire Marshal,
Jerry Howell with any fire sprinkler related questions at 970-416-2868.
RESPONSE: Acknowledged
Comment Number: 7
03/18/2019: FOR APPROVAL
HYDRANTS - A hydrant producing 1000gpm at 20psi residual pressure is required within
400ft of each of these residences spaced at 800ft on center thereafter.
RESPONSE: Acknowledged
Comment Number: 8
03/18/2019: FOR APPROVAL
ADDRESSING - The address shall be clearly visible from the street in no less than 6" tall
numerals on a contrasting background.
RESPONSE: Acknowledged
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Comment Number: 9
03/18/2019: FIRE DEPARTMENT TRAINING OPPORTUNITY
Poudre Fire Authority is currently looking to acquire a residential property to
use for a major emphasis drill (lost or injured firefighter). The training is intended
to be non-destructive in nature: no walls or ceilings breeched, no water flow, etc.
Please contact me if your site may be willing to pursue a discussion along this
line and I will put you in touch with our training division chief. Thank you
RESPONSE: Acknowledged
Comment Number: 10
03/26/2019: INFORMATION ONLY:
GENERAL PROJECT COMMENT -
Single family homes are not required to be designed with residential fire
sprinkler systems because of local amendments to the International Residential
Code. However, experience and data clearly show that residential fire sprinkler
systems provide a significantly safer environment for residents.
Poudre Fire Authority is supportive of the installation of sprinkler systems in
single family homes and is very interested in discussions regarding alternative
means and methods when sprinkler systems are installed. Please contact me at
arosen@poudre-fire.org for further discussion
RESPONSE: Acknowledged
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1
03/25/2019: OTHER SERVICE DISTRICT (SITE SPECIFIC COMMENT):
This project site is located within the Fort Collins Loveland Water District and
the South Fort Collins Sanitation District for water and sewer service. Please
contact them at (970) 226-3104 for development requirements.
RESPONSE: Acknowledged
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1
03/25/2019: INFORMATION ONLY:
The site disturbs more than 10,000 sq. ft. and therefore Erosion and
Sediment Control Materials need to be submitted. The erosion control
requirements are located in the Stormwater Design Criteria in Chapter 2
Section 6.0 a copy of the requirements can be found atwww.fcgov.com/erosion
RESPONSE: Acknowledged, SWMP to be provided at FDP
Comment Number: 2
03/25/2019: FOR FINAL PLAN:
Please submit an Erosion Control Plans to meet City Criteria.
RESPONSE: Provided
Comment Number: 4
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03/25/2019: DEVELOPMENT AGREEMENT:
Please submit an Erosion Control Escrow / Security Calculation based upon
the accepted Erosion Control Plans to meet City Criteria.
Comment Number: 5
03/25/2019: INFORMATION ONLY:
Based upon the area of disturbance, State permits for stormwater will be
required since the site is over an acre and should be pulled before
Construction Activities begin.
Comment Number: 6
03/25/2019: INFORMATION ONLY:
Based upon the location of the irrigation canal addition attention should be
taken in selecting appropriate control measures to prevent sediment
discharges into the ditch.
Comment Number: 7
03/25/2019: INFORMATION ONLY:
Based upon the area that will be under construction for this project additional
effort should be made to break this project up into erosion phases with
corresponding escrows so that escrow can be released on a phase by phase basis.
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 8
03/25/2019: MASTER PLAN AND CRITERIA COMPLIANCE (SITE SPECIFIC COMMENT):
The design of this site must conform to the drainage basin design of the Fossil
Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
RESPONSE: Acknowledged
Comment Number: 9
03/25/2019: DOCUMENTATION REQUIREMENTS (SITE SPECIFIC COMMENT):
A drainage report and construction plans are required and they must be
prepared by a Professional Engineer registered in the State of Colorado. The
drainage report must address the four-step process for selecting structural BMPs.
RESPONSE: Provided
Comment Number: 10
03/25/2019: STORMWATER OUTFALL (SITE SPECIFIC COMMENT):
The outfall for this site is to the west under the railroad into an existing culvert
and then south along a swale just west of the railroad. Drainage easements
may be required for this outfall.
RESPONSE: Acknowledged. Does the City have any documentation on whether there is an easement for
the existing storm pipe under the railroad? Drainage easements exist through Greenridge per the Plat, and
we will request easements through Southridge (owned by City of FC) if there isn’t already.
Comment Number: 11
Comment Number: 11
03/25/2019: DETENTION REQUIREMENTS (SITE SPECIFIC COMMENT):
Onsite detention is required for the runoff volume difference between the
100-year developed flow rate and the 2-year historic release rate. In the Fossil
Creek basin the two year historic release rate is 0.2 cfs/acre. The outfall for this
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site will need to be investigated by the design team. If the part of the site
outfalls into the adjacent irrigation ditch then a release agreement will need to
be obtained from the ditch company and this release rate cannot exceed what
has been historically draining to the ditch.
RESPONSE: Acknowledged, see drainage report
Comment Number: 12
03/25/2019: DETENTION DRAIN TIMES (STANDARD COMMENT):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based stormwater storage,
including extended detention basins.
RESPONSE: Acknowledged
Comment Number: 13
03/25/2019: STANDARD WATER QUALITY REQUIREMENTS (STANDARD COMMENT):
Fifty percent of the site runoff is required to be treated using the standard water
quality treatment as described in the Fort Collins Stormwater Manual, Volume
3-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/stormwater-criteria) Extended detention is the
usual method selected for water quality treatment; however the use of any of the
BMPs is encouraged.
RESPONSE: Acknowledged, see drainage report
Comment Number: 14
03/25/2019: LID REQUIREMENTS (STANDARD COMMENT):
Low Impact Development (LID) requirements are required on all new or
redeveloping property which includes sites required to be brought into
compliance with the Land Use Code. These require a higher degree of water
quality treatment with one of the two following options:
1. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
2. 75% of all newly added or modified impervious area must be treated by LID techniques.
RESPONSE: Acknowledged, see drainage report
Comment Number: 15
03/25/2019: INSPECTION AND MAINTENANCE (STANDARD COMMENT):
There will be a final site inspection of the stormwater facilities when the project
is complete and the maintenance is handed over to an HOA or another
maintenance organization. Standard operating procedures (SOPs) for on-going
maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development
RESPONSE: Acknowledged
Comment Number: 16
03/25/2019: FEES (STANDARD COMMENT):
The 2019 city wide Stormwater development fee (PIF) is $8,217/acre for new
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impervious area over 350 square feet and there is a $1,045/acre of site review
fee. No fee is charged for existing impervious area. These fees are to be paid
at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees or contact our Utility Fee and Rate Specialists at (970)
416-4252 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of
the escrow is determined by the design engineer, and is based on the site
disturbance area, cost of the measures, or a minimum amount in accordance
with the Fort Collins Stormwater Manual.
RESPONSE: Acknowledged
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 1
03/19/2019: PRIOR TO PDP SUBMITTAL. Current site plan does not comply
with 50-100ft buffer requirements related to aquatic features and wetlands
greater than one-third acre in size w/o significant use by waterfowl; this will
affect concept site plan as currently proposed. Please have the ecological
consultant contact myself prior to completing onsite fieldwork to verify scope of
work to be completed for the required Ecological Characterization Study (ECS)
due at least 10 days prior to a Project Development Plan (PDP) submittal. Note
LUC 3.4.1 natural habitat buffer standards for:
A. Irrigation ditches serving as wildlife corridors = 50ft
B. Naturalized irrigation ponds = 50ft
C. Lakes or reservoirs = 100ft
D. Wetlands less than 0.33ac in size = 50ft
E. Wetlands greater than 0.33ac in size w/o significant use by waterfowl = 100ft
RESPONSE: Based on the ECS, a 100’ buffer has been provided.
Comment Number: 2
03/19/2019: PRIOR TO COMPLETING ECS. Have the ecological consultant
contact assigned Development Review Coordinator directly at 970-221-6689 or
email DRCoord@fcgov.com to schedule an onsite visit. An Ecological
Characterization Study (ECS) is required by City of Fort Collins Land Use Code
(LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural
habitats and features (wetlands, aquatic features, ditch). The minimum buffer
zone standard for wetlands and aquatic features greater than one-third acre
without significant use by waterfowl is 100ft. The minimum buffer zone standard
for ditches serving as wildlife corridors is 50ft from top of bank. The ECS should
address all items (a)-(l) of LUC 3.4.1(D)(1) available for view online. In addition,
ensure that the study identifies feature(s) size, the "top of bank" of any stream or
ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be
impacted by the proposed project. Contact me to discuss the scope and
requirements of the ECS further and to schedule an onsite meeting.
Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use
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The ECS is due a minimum of 10 days prior to PDP submittal.
RESPONSE: Acknowledged. The ECS was provided on 7/29.
Comment Number: 3
03/19/2019: PRIOR TO COMPLETING ECS. Have the ecological consultant
contact assigned Development Review Coordinator directly at 970-221-6689 or
email DRCoord@fcgov.com to discuss this site with City staff prior to
completing ECS. Clarification will need to be included in the ECS about the
history and legal status of the aquatic feature located within the proposed limits
of development. This history and legal status information will be critical for
decision-making and understanding all City, State and Federal environmental
regulations that decision-makers will need to apply if the proposed project
moves forward in the development review process.
RESPONSE: The ECS has provided this statement: “The Colorado Division of Water Resources does not
have any records regarding the existing pond that have been identified to date.”
Comment Number: 4
03/19/2019: PRIOR TO HEARING. A United States Army Corps of Engineers
jurisdictional letter of determination will be needed for the aquatic feature and
associated wetlands and the ditch and associated wetlands. Current site layout
proposal appears to impact wetlands and potentially those under federal
regulation thus a jurisdictional letter from the United States Army Corps of
Engineers needs to be submitted. See LUC 3.4.1(O)(1): If a proposed
development will disturb an existing wetland, whether adjacent to the aquatic
feature or along the ditch, the developer shall provide to the city a written
statement from the U.S. Army Corps of Engineers that the development plan
fully complies with all applicable federal wetland regulations established in the
federal Clean Water Act.
RESPONSE: The wetland consultant will prepare the letter to the Corps prior to hearing.
Comment Number: 5
03/19/2019: PRIOR TO PDP SUBMITTAL. Information from the ECS informs
design of a "natural habitat buffer zone" or "NHBZ".
RESPONSE: The NHBZ is shown on the Site and Landscape Plans.
Comment Number: 6
03/19/2019: PRIOR TO HEARING. Within any Natural Habitat Buffer Zone(s)
that may be designated on this site, the City has the ability to determine if
existing landscaping within the zone is incompatible with the purposes and
intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses
existing vegetation on-site and identifies potential restoration options. If existing
vegetation is determined to be insufficient, then restoration and mitigation
measures may be required.
RESPONSE: The ECS provides information regarding existing vegetation. No mitigation measures are
proposed since the wetlands will be preserved. There is an opportunity to create new wetlands with
stormwater runoff.
Comment Number: 7
03/19/2019: PRIOR TO HEARING. With respect to lighting, the City of Fort
Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and
natural features shall be protected from light spillage from off-site sources."
Thus, lighting from parking areas or other site amenities shall not spill over into
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any natural features or natural habitat buffer areas. Submit photometric plan
and/or catalog cutsheets of proposed lighting fixtures to be ordered and installed.
RESPONSE: The lighting for the project will be City of Fort Collins-provided street lights.
Comment Number: 8
03/19/2019: PRIOR TO SCHEDULING HEARING. The NHBZ at this site will be
significant and require significant design detail prior to scheduling a hearing to
ensure the proposed plan can demonstrate it can meet LUC 3.4.1 natural
habitats and features standards.
RESPONSE: Acknowledged. We will work with staff during the review process to ensure the NHBZ has
the proper design.
Comment Number: 9
03/19/2019: PRIOR TO PDP SUBMITTAL. City of Fort Collins Land Use Code
[Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans
be designed to incorporate water conservation materials and techniques. This
includes use of low-water-use plants and grasses in landscaping or
re-landscaping and reducing bluegrass lawns as much as possible. Native
plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping
and maintenance are also encouraged. Please refer to the Fort Collins Native
Plants document available online and published by the City of Fort Collins
Natural Areas Department for guidance on native plants is:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City
of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.
RESPONSE: Low water use plants are shown on the landscape plans.
Comment Number: 10
03/19/2019: PRIOR TO PDP SUBMITTAL. Contact the assigned Development
Review Coordinator prior to submittal for the project if trees may be impacted.
A review of trees shall be conducted by City Forestry staff to determine the
status of existing trees and any mitigation requirements that could result from
the proposed development. LUC Section 3.2.1(C) requires developments to
submit a landscape and tree protection plan, and if receiving water service from
the City, an irrigation plan, that: "...(4) protects significant trees, natural systems,
and habitat, and (5) enhances the pedestrian environment. " Note that a
significant tree is defined as one having DBH (Diameter at Breast Height) of six
inches or more. Please contact assigned Development Review Coordinator
directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree
inventory site visit.
RESPONSE: A site walk with City Forestry and Environmental Planning staff was conducted on 7/24. A
tree inventory and mitigation plan has been provided.
Comment Number: 11
03/19/2019: PRIOR TO HEARING. If tree removal is necessary, please include
the following note on the tree mitigation plan and landscape plan, as appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING
SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A
PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A
NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE
PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY
ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY
WILL COORDINATE WITH RELEVANT STATE AND FEDERAL
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REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL
RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."
RESPONSE: This note is on the landscape plans.
Comment Number: 12
03/19/2019: PRIOR TO HEARING. If any raptor nests are present on the site,
consultation with Colorado Parks & Wildlife and additional protection standards
may be necessary.
RESPONSE: No raptors have been identified on the property.
Comment Number: 13
03/19/2019: PRIOR TO HEARING. Please submit a site photometric plan
and/or luminaire schedule. In regard to outdoor lighting, especially LED light
fixtures, cooler color temperatures are harsher at night and cause more
disruption to circadian (biological) rhythms for both humans and wildlife.
Warmer color temperature (warm white, 3000K or less) for any LED light
fixtures is preferred. Please also consider fixtures with motion-sensing or
dimming capabilities so that light levels can be adjusted as needed. Site light
sources shall be fully shielded and down-directional to minimize up-light, light
spillage and glare [see LUC 3.2.4(D)(3)]. Thank you in advance for supporting
City of Fort Collins Night Sky Objectives. For further information regarding
health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Comment Number: 14
RESPONSE: The lighting for the property will be street lights provided by the City.
03/19/2019: INFORMATION ONLY. Policy LU6 in the Nature in the City
Strategic Plan specifies that the multiple values of the City’s ditch system,
including wildlife habitat and ecological functions, should be supported and
protected. This includes keeping ditches daylighted when appropriate,
removing barriers to wildlife movement along ditches, enhancing habitat, and
improving connectivity for people and wildlife where appropriate. As such, the
City recommends leaving the ditch open, incorporating it into the site design as
an amenity and enhancing it as part of a connected corridor for people and wildlife.
Comment Number: 15
RESPONSE: The ditch will remain open and undisturbed except for two pedestrian bridge crossings.
03/19/2019: INFORMATION ONLY. Included here are a few resources for
design ideas supporting Nature in the City program efforts.
a. Making Urban Nature / Stads Natuur Maken , J. Vink, P. Vollaard, N. de Swarte
b. Planting in a Post-Wild World, T. Rainer and C. West
c. Habitat Network, Bat Houses, TNC/Cornell
d. Toward an Urban Ecology, SCAPE, 2018
e. Attracting Native Pollinators, The Xerces Society, 2011
f. Restorative Commons: Creating Health and Well-being through Urban
Landscapes, USDA, USFS, Northern Research Station, Meristem, 2009
Comment Number: 16
03/19/2019: PRIOR TO PDP SUBMITTAL. Contact the assigned Development
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Review Coordinator prior to submittal for the project to discuss trail
connections, easements and parks. This project is within 0.25-0.5mi of a future
park and/or trail as shown on the City of Fort Collins Trails Master Plan and as
such the project must comply with LUC Section 3.4.8(C): development plans
shall provide for, accommodate or otherwise connect to, either on-site or
off-site, the parks and trails identified in the Trails Master Plan. Please contact
assigned Development Review Coordinator directly at 970-221-6689 or email
DRCoord@fcgov.com to be connected with appropriate Parks Planning staff prior to submittal.
RESPONSE: The park size has been vetted with Pete Wray in meetings conducted prior to submitting the
PDP.
Comment Number: 17
03/19/2019: INFORMATION ONLY:
Down the line Parks and Recreation specific language will likely need to be included
in the Development Agreement (DA) for this project if / when the project achieves
Type II Hearing approval then Final Development Plan (FDP) approval. Work directly
with Parks Planning staff to work through the language, agreements and requirements.
RESPONSE: Acknowledged.
Comment Number: 18
03/19/2019: INFORMATION ONLY:
Please be aware that the creation or enforcement of covenants prohibiting or limiting
xeriscape or drought-tolerant landscapes, or those requiring primarily turf-grass, are
prohibited by both the State of Colorado and the City of Fort Collins.
RESPONSE: Acknowledged.
Comment Number: 19
03/19/2019: INFORMATION ONLY:
Our city has an established identity as a forward-thinking community that cares about
the quality of life it offers its residents now and generations from now. Thus the City
of Fort Collins has many sustainability programs and goals. Of particular interest may be:
1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com
or Kelsey Doan at KDoan@fcgov.com, 970-416-2410
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701 or jnagel@fcgov.com
3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building-energy-scoring
, contact Kirk Longstein at 970-416-4325 or klongstein@fcgov.com
4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder
at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Stephanie Kopplin
at 970-416-4295 or skopplin@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins
at stacy@bikefortcollins.org or 970-481-5577
Department: Forestry
Contact: Nils Saha, nsaha@fcgov.com
Topic: Landscape Plans
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Comment Number: 1
03/25/2019: PRIOR TO PDP
There appears to be existing trees on-site. Please schedule an on-site meeting
with City Forestry to obtain tree inventory and mitigation information. Existing
significant trees should be retained to the extent reasonably feasible. This
meeting should occur prior to first-round PDP.
RESPONSE: A site walk with City Forestry and Environmental Planning staff was conducted on 7/24. A
tree inventory and mitigation plan has been provided.
Comment Number: 2
03/25/2019: PRIOR TO PDP
Please provide a landscape plan that meets the Land Use Code and 3.2.1
requirements. This should include, but is not limited to, including the City of Fort
Collins General Landscape Notes, Tree Protection Notes, and Street Tree
Permit Note, providing a detailed Plant List – species, quantity, size, method of
transplant, and species percentage, and including current and proposed utility
lines as well as proper tree separation requirements. Please contact Nils Saha
(nsaha@fcgov.com) if you have any questions.
Required tree sizes and method of transplant:
• Canopy Shade Tree: 2.0” caliper balled and burlapped
• Evergreen tree: 6.0’ height balled and burlapped
• Ornamental tree: 1.5” caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
• Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
• Evergreen Trees: 8' height balled and burlap or equivalent.
• Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
RESPONSE: A landscape plan has been provided as well as the required mitigation.
Comment Number: 3
03/25/2019: PRIOR TO PDP
Include locations of any water or sewer lines on the landscape plan. Please
adjust street tree locations to provide for proper tree/utility separation.
• 10’ between trees and public water, sanitary, and storm sewer lines
• 4’ between trees and gas lines
Final utility tree separation to be confirmed at FDP.
RESPONSE: Acknowledged. Please note that main lines are provided at the PDP level. Individual
services to lots are provided at FDP.
Comment Number: 4
03/25/2019: INFORMATION ONLY
Tree Species Diversity: Standard LUC standard for Tree Species Diversity
states that in order to prevent uniform insect or disease susceptibility and
eventual uniform senescence on a development site or in the adjacent area or
the district, species diversity is required and extensive monocultures are
prohibited. The following minimum requirements shall apply to any development plan.
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Number of trees on site Maximum percentage of any one species
• 10-19 50%
• 20-39 33%
• 40-59 25%
• 60 or more 15%
The City of Fort Collins’ urban forest has reached the maximum percentage of
the certain species. Please limit the number of trees of the species and
incorporate alternative species from the approved street trees list:
Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak
(Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana).
Please note that additional species might join this list as we work through the
review process.
RESPONSE: Acknowledged.
Comment Number: 5
03/25/2019: INFORMATION ONLY
Per LCUASS (Figures 7-6F – 9F), the following street classifications all have a
minimum of a 6-foot wide parkway:
•Commercial Local
•Industrial Local (6.5’)
•Connector Local
•Residential Local
Please ensure proper parkway width for each block.
RESPONSE: Acknowledged.
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com
Topic: General
Comment Number: 1
03/26/2019: There is existing 3-phase along Timberline that could be used to
service the neighborhood and Community Center. There is also 3-phase along
Rosen Drive that could also be used to service the neighborhood and
Community Center. Light and Power can provide service to the property from
that location, but all off-site easements or crossing agreements (railroad, ditch,
flood plain, etc.) required to route power from that location to the site will need to
be acquired by the applicant.
RESPONSE: Acknowledged
Comment Number: 2
03/26/2019: This project will need to comply with our electric metering
standards. Electric meter locations will need to be coordinated with Light and
Power Engineering. Residential units will need to be individually metered. For
the Single-Family Attached, the electric meters need to be one side of the
building, opposite of the gas meters. Reference Section 8 of our Electric
Service Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
21
RESPONSE: Acknowledged
Comment Number: 3
03/26/2019: The services to the Single-Family Attached units would be
commercial services; therefore, the applicant would be responsible for installing
the secondary service and would own and maintain that service.
RESPONSE: Acknowledged
Comment Number: 4
03/26/2019: Streetlights will be placed along all public streets. A 40 feet
separation on both sides of the light is required between canopy trees and
streetlights. A 15 feet separation on both sides of the light is required between
ornamental trees and streetlights. Please coordinate the light placement with
Light & Power. A link to the City of Fort Collins street lighting requirements can
be found below:
https://www.larimer.org/sites/default/files/ch15_2007.pdf
RESPONSE: Acknowledged
Comment Number: 5
03/26/2019: The service to the Community Center would be a commercial
service; therefore, the applicant would be responsible for installing the
secondary service and would own and maintain that service.
RESPONSE: Acknowledged, Community Center no longer part of plan set.
Comment Number: 6
03/26/2019: Transformer locations for the Community Center will need to be
coordinated with Light & Power. Transformers must be placed within 10 feet of
a drivable surface for installation and maintenance purposes. The transformer
must also have a front clearance of 10 feet and side/rear clearance of 3 feet
minimum. Please show proposed transformer locations on the utility plan.
RESPONSE: Community Center no longer part of plan set.
Comment Number: 7
03/26/2019: If any existing electric infrastructure needs to be relocated or
underground as part of this project, it will be at the expense of the developer and
will need to be relocated within a dedicated easement. Please coordinate
relocations with Light and Power Engineering.
RESPONSE: Acknowledged
Comment Number: 8
03/26/2019: A commercial service information form (C-1 form) and a one line
diagram for all commercial meters will need to be completed and submitted to
Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
RESPONSE: Acknowledged
Comment Number: 9
03/26/2019: Electric capacity fees, development fees, building site charges
and any system modification charges necessary to feed the site will apply to this
development. Please contact me or visit the following website for an estimate
of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
RESPONSE: Acknowledged
Comment Number: 10
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03/26/2019: Light & Power will require AutoCAD files of the Site Plan, Utility
Plans, and Landscape Plans prior to the Entitlement Process approval.
RESPONSE: Acknowledged
Comment Number: 11
03/26/2019: Please contact Cody Snowdon with Light & Power Engineering if
you have any questions at (970) 416-2306. Please reference our policies,
construction practices, development charge processes, electric services
standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
RESPONSE: Acknowledged
Department: Outside Agencies - Comcast
Contact: Don Kapperman, Don_Kapperman@comcast.com
Topic: General
Topic: General
Comment Number: 1
03/26/2019: Comcast does not have any issues at this time.
RESPONSE: Thank you
Comment Number: 2
03/26/2019: If the communications are in the rear the a 6 foot utility easement
is need for Comcast facilities.
RESPONSE: Provided
Department: Internal Services
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
03/27/2019: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2018 International Building Code (IBC) with local amendments
2018 International Residential Code (IRC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads:
Risk Category II (most structures):
* 140mph (Ultimate) exposure B or
* Front Range Gust Map published by The Structural Engineer's Association of Colorado
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Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code for Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC.
RESPONSE: Acknowledged
Comment Number: 2
03/27/2019: Stock Plans:
When residential buildings will be built at least three times with limited
variations, a stock plan design or master plan can be submitted for a single
review and then built multiple times with site specific permits. More information
can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php.
RESPONSE: Acknowledged
Comment Number: 3
03/27/2019: Automatic fire sprinklers are required for all attached dwellings
(townhomes and duplexes). Fire sprinkler design shall meet the requirements of
NFPA 13D or 2018 IRC P2904.
RESPONSE: Acknowledged
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
03/22/2019: As of January 1, 2015, all development plans are required to be on
the NAVD88 vertical datum. Please make your consultants aware of this, prior
to any surveying and/or design work. Please contact our office for up to date
Benchmark Statement format and City Vertical Control Network information.
RESPONSE: Acknowledged
Comment Number: 2
03/22/2019: When submitting a Subdivision Plat for this property/project,
addresses are not acceptable in the Plat title/name. Numbers in numeral form
may not begin the title/name. Please contact our office with any questions.
RESPONSE: Acknowledged